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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Golf courses & driving ranges
11092 War Admiral Dr, Union, KY 41091-7920
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US34-0760727
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
2014
Construction
WOOD
Total area
3,289 SF
APN
064.26-07-033.00
UPID
US34-0760727
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$562k
Blend (final)
Blend
$620k
Owner & transaction history
Robert M Frakes · 5 yrs held
Robert M Frakes
since 2021
Last sale
$615,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Union submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$660,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$615,000
Current use
COMMERCIAL (GENERAL)
$570,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $615k (May 1 2025)
Last sale anchor
$615k
May 1 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$189 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,160
Tax year 2023
Assessed value
$446,800
Assessed 2023
Previous assessed
$446,800
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$80,000
Assessed improvement
$366,800
Land market value
$80,000
Improvement market value
$366,800
Total market value
$446,800
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
2014
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Stories
2
Bathrooms
4
Total area
3,289 SF
APN
064.26-07-033.00
UPID
US34-0760727
Jurisdiction
BOONE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$615,000
COMMERCIAL (GENERAL)
Est. value
$570,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2014
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
4
Current owner
From public records · entity-resolved
Robert M Frakes
Individual
Mailing address
11092 WAR ADMIRAL DR, UNION, KY 41091-7920
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2021
—
Robert M Frakes
Robert M Frakes
Intrafamily Transfer
related
$293,000 · Northpointe Bank
May 1, 2014
$386,500
Kevin D Cooke
The Drees Co
Warranty Deed
$309,200 · Homeservices Lending LLC
Aug 16, 2013
$49,000
The Drees Co
Triple Crown Developers LLC
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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